If you have been following the news lately, you will know that Cambodia is in the spotlight. Phnom Penh is hosting the International Conference on Combating Online Scams on 23 and 24 September, bringing together partners including Interpol and the UN Office on Drugs and Crime.

At Abode Real Estate, we are often asked what the closure of scam centres means for property investment in this small nation and for foreigners living here. Here is our straightforward, no-nonsense guide.

How big is the clean-up?

The crackdown is happening on a large scale. Over the past 12 months, authorities investigated 832 suspected scam centres and carried out raids at 663 of them (Asia Times). Cambodia’s anti-scam commission reports more than $300 million frozen, 86 large-scale compounds dismantled, 27 casinos sanctioned and 18 licences permanently revoked (inkl).

More than 22,000 people from 38 nationalities have also been deported for their direct involvement in scam operations (The Star).

Changing perceptions of Cambodia

Let’s be honest: ‘Scambodia’ has had an image problem. Some estimates suggest the scam industry has been worth as much as half of the country’s formal GDP in recent years (Yahoo News). Not everyone is convinced the job is finished. Analysts warn that some operations have moved to smaller, lower-profile locations, and Amnesty International has questioned how complete the campaign has been.

The government, for its part, points to its growing record of closures, arrests and seized assets. For investors, the key point is that the world is watching, and the government is under strong pressure to keep going until the remaining centres are gone for good.

What it means for property investing

The short-term impact is real. The government lowered its 2026 growth forecast from 5% to 4.2% and admits the crackdown will weigh on construction, real estate and consumer spending (iGaming Business). Sihanoukville, once a scam hub, has been hit hardest, with many large developments standing quiet as the local economy works to rebuild on more solid foundations.

But smart investment is about the long view and a cleaner country should build stronger investor trust and a better global reputation. Encouragingly, Cambodia still attracted $5.1 billion in foreign direct investment in 2025.

For buyers, softer prices in some areas may open the door to excellent value, especially in established Phnom Penh districts, Siem Reap and Kampot, where genuine residents, families and businesses drive demand.

New rules and impacts on foreigners

One of the most practical impacts on foreigners is stricter compliance. Every foreigner must now be registered at their real address in the FPCS, and those who are not registered may be unable to extend their visas (Cambodianess). If you rent out property to foreigners, make sure your tenants are registered as spot checks are undertaken by local authorities.

Visa rules have also tightened. Since November 2025, tourist visa extensions require an in-person application, and repeat border runs face closer scrutiny. The work permit system now shares data with immigration, business visa renewals are being refused without a valid work permit, and the fine for working without one is around $12,600 (Expats Online).

Self-employed foreigners must also apply for and renew work permits through the FWCMS system (Cambodianess).

Our advice for investors and foreigners

The message is simple: do things properly. Work with a licensed, reputable agency, check who you are dealing with, keep your visa and registration up to date, and get sound, independent legal advice before you sign or transfer any money. The clean-up of scam centres may cause some short-term disruption, but a more transparent Cambodia is a safer and stronger place for long-term investment.